Decomposição Espacial nos Preços de Imóveis Residenciais no Município de São Paulo

Abstract

ResumoMuitos trabalhos estudaram fatores que determinam o preço de imóveis. Todavia, pouco esforço foi atribuído para estudar o spillover espacial entre distritos, atentando para as hierarquias dos objetos de análise. Nesse contexto, utilizando o Método Hierárquico Linear Espacial, o presente artigo busca analisar os efeitos implícito, vizinhança e adjacência no município de São Paulo, isto é, quais os fatores afetam o preço intra e entre imóveis e quais fatores atuam sobre os preços intra e entre distritos. Os resultados apontam que 96,89% do preço do imóvel é explicado pelas características intrínsecas e de localização, enquanto 3,11% (efeito vizinhança e adjacência) é explicado pelas características dos distritos e o spillover espacial entre estes. Em relação à primeira decomposição, 90,13% pode ser entendido como efeito implícito (intra imóvel) e 6,76% como efeito adjacência (efeito entre imóveis). Palavras-ChaveEconomia urbana. Mercado imobiliário. Preços hedônicos. Modelo Hierárquico Linear Espacial. AbstractMany articles have studied factors that determine housing prices. However, few are concerned with the spatial spillover among districts, also taking into account the hierarchies. The Spatial Hierarchical Linear Model is thus applied to analyze neighborhood effects and adjacency effects within the city of Sao Paulo. In other words, we focus on the factors that affect housing price within and between districts. The results indicate that 96.88 percent of the housing prices can be explained by houses' intrinsic characteristics and their location, while 3.11 percent by the characteristics of the districts and their spatial spillover.

Employment sub-centers of a megacity in a developing country: the case of the Municipality of São Paulo, Brazil

“…In addition, the importance of testing the spatial association is related to two effects overlapping, that is, spatial heterogeneity can generate spatial autocorrelation, and spatial autocorrelation can generate spatial heterogeneity (Anselin, 1999). Can (1992), Campos (2014Campos ( , 2017, Campos and Almeida (2018) discussed neighborhood effects on house prices, highlighting the channels by which house prices impact each other. To avoid omitted variables, we consider the global effect (direct effect + indirect effect) by estimating spatial econometric models that control for these kind of amenities.…”

“…In the first stage estimation, the Considering the total units, the base covers 271.861 apartments and houses in the aforementioned period. This basis has already been widely used in applied work (Biderman, 2001;Maciel, 2010;Nadalin, 2010;Campos, 2014;Campos, 2017;Campos and Almeida, 2018).…”

Socio-Spatial Self-Segregation by Shelter and the Access to Citizens' Rights

“…It can be said that these are constituent factors for socio-spatial segregation which is a direct effect of the productive restructuring and the transformations caused in the urban space, mainly of big cities like the metropolitan region of São Paulo. In addition, studies such as Hughes (2004) and Campos and Almeida (2016) have described a situation of socio-spatial segregation and inequality that takes into account the fact that the transformation of space in large cities has different origins. Nevertheless, it can be said that this situation can still vary according to the historical and social matrix of each country, in relation to historical dependence what constitutes a situation of belonging in each locality (Spaans & Waterhout, 2017;Culhane, Lee, & Wachter, 1996;Gronowski, 2019).…”

“…An interesting aspect of these two realities is that with the increase of population density in regions such as São Paulo (Hughes, 2004;Campos & Almeida 2016), it allows perceiving more frequently the intersection of these two categories of housing. The justification for this fact is that, previously, populations that did not have access to public goods and services were concentrated in peripheral regions, and these localities also became environments for the exploitation of housing of various social strata.…”

“…It can be considered as a consequence, or manifestation of social relations, that is established naturally in contemporary societies. Regarding spatial segregation, the possibility of having access to land or a building already built, in different places and at different prices, it has also been a point of reflection (Hughes, 2004;Campos & Almeida, 2016;Mendonça, Andrade, & Diniz, 2019). In addition, stratification by the means of rules and codes of conduct serves as a delimiter of physical space.…”